Annapolis, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Annapolis is an unincorporated rural community in far northwestern Sonoma County, California, reached by Annapolis Road from Highway 1 at The Sea Ranch, with the ZIP code 95412. The county’s list of water and sewer providers names none for Annapolis, so expect a private well or spring and a septic system. Sales are too few for a reliable median: the Census Bureau’s 2020–2024 survey puts the median value of owner-occupied homes in ZIP 95412 at $716,900, with a wide margin of error.
- County
- Sonoma County
- Government
- Unincorporated (county rules)
- ZIP code
- 95412
- Median home value
- $716,900 (ZIP 95412, Census ACS 2020–2024)
- Housing units
- About 171 (ZIP 95412, Census ACS 2020–2024)
- Water and sewer
- No listed provider: wells and septic
- Fire protection
- North Sonoma Coast Fire Protection District
Annapolis homes for sale
Listings for Annapolis and ZIP 95412 appear below. Few come up in a year, so it helps to watch The Sea Ranch and the rest of the north coast too, through our property search.
What do homes in Annapolis sell for?
$716,900
ZIP 95412, Census ACS 2020–2024 (±$179,246)
171
ZIP 95412, Census ACS 2020–2024 (±69)
$875,000
Sonoma County, September 2026, C.A.R.
There’s no meaningful sale-price median for Annapolis. Redfin’s ZIP 95412 page still shows its calculation for the three months ending September 2022, which suggests too few recent sales to update it (Redfin). The Census figure comes from owners’ own estimates, and its wide margin reflects a small sample.
| Measure | Figure | Period and source |
|---|---|---|
| Median value of owner-occupied homes, ZIP 95412 | $716,900 (±$179,246) | ACS 2020–2024, Census Reporter |
| Housing units / households | 171 (±69) / 137 (±68) | ACS 2020–2024 |
| Latest Redfin ZIP median | None current (last shown: three months to September 2022) | Redfin, accessed October 2026 |
| Sonoma County median sale price | $875,000 | September 2026, C.A.R. |
To price an Annapolis property we go back two years or more in the MLS, across the ZIP and similar parcels nearby, and adjust each sale for acreage, water source, access and improvements.
Where is Annapolis, California?
Annapolis lies in the hills of Sonoma County’s northwest corner, inland from The Sea Ranch. Annapolis Road begins on Highway 1 inside The Sea Ranch, by the Sea Ranch Water Company at 975 Annapolis Road and the fire district’s South Station at 960, and climbs inland; the district’s Annapolis Station is farther along the same road, at 32700 Annapolis Road (North Sonoma Coast FPD).
There’s no town government. Sonoma County, through Permit Sonoma, handles zoning, building, well and septic permits, and the county’s documentary transfer tax of $1.10 per $1,000 is the only transfer tax due at sale. We use the ZIP code area, 95412, for Census figures on this page.
Land, zoning and the wine appellations
Annapolis property is rural, so the zoning on the county’s records matters as much as the house. Permit Sonoma’s Parcel Search shows each parcel’s zoning, its groundwater availability class and any Williamson Act contract, and rural zoning is written in acres per home: “RRD 60” means one dwelling per 60 acres (Permit Sonoma zoning).
- Williamson Act land: a contract lowers the tax assessment in exchange for keeping the land in agricultural use; Land Conservation contracts run ten years and renew automatically.
- Appellations: the U.S. Geological Survey’s Annapolis map is one of the maps used to define two federal wine appellations, Fort Ross–Seaview (2011), whose boundary follows the 920-foot elevation line, and West Sonoma Coast (2022), which runs north to the Sonoma–Mendocino county line (27 CFR §9.283). The broader Sonoma Coast appellation (1987) starts where that county line meets the ocean. Check a parcel against the boundary text rather than the listing.
For vineyard land, see our guides to vineyards and wineries for sale in Sonoma County and buying vineyard property; for horse or ranch parcels, our guide to acreage property in Sonoma County.
Wells, springs and septic in Annapolis
Expect each Annapolis property to have its own water source and septic system. Permit Sonoma’s referral list of water and sewer agencies names providers for The Sea Ranch, Jenner and Bodega Bay but none for Annapolis, and notes that properties outside those systems “may be on a small well or served by a septic system” (Permit Sonoma).
Sonoma County requires neither a septic inspection nor a well test when a property sells. Its septic program notes that well sampling “typically” happens during a sale anyway, so it’s up to the buyer to order both (Permit Sonoma OWTS program).
Before you remove contingencies:
- Get the well completion report and a dry-season flow test, and test the water quality. A spring-fed system needs the same flow and quality checks.
- Look up the parcel’s groundwater availability class. In marginal or scarce water zones, the county requires dry-weather well testing before it issues a building permit for a new home; its ADU guidance puts that testing window at July 15 to October 1.
- Pull the septic permit and as-built drawing, confirm the bedroom count it was designed for, and have a septic contractor inspect the tank and leach field.
- For a vacant lot, confirm septic feasibility before you count on building, because an ADU or new house also has to meet septic code.
Our guide to wells, septic and rural utilities in Sonoma County explains each test.
Fire protection, power and insurance
The North Sonoma Coast Fire Protection District serves Annapolis along with The Sea Ranch and Stewarts Point. Besides its two stations at The Sea Ranch, it runs the Annapolis Station, on the county equipment yard at 32700 Annapolis Road, and the Horicon Station, which houses a wildland engine and was built in partnership with the Horicon School District. Its around-the-clock CAL FIRE crew works from the South Station near the bottom of Annapolis Road.
- Fire zone: look up the parcel on CAL FIRE’s Fire Hazard Severity Zone map. If it shows High or Very High, AB 38 applies at sale: the seller hands over a defensible-space inspection from the prior six months, or buyer and seller sign an agreement that the buyer will do the work within a year.
- Power: PG&E delivers electricity and handles outages, and Sonoma Clean Power is the county’s default generation provider. On a long private drive, ask who maintains the line and the road.
- Insurance: request quotes as soon as you’re in contract and share the seller’s inspection reports. The state Department of Insurance noted in May 2026 that at least one large insurer had raised discounts for ember-resistant vents, Class A roofing and defensible space, so document those features (CDI).
Is Annapolis in the coastal zone?
It depends on the parcel. Sonoma County’s coastal zone runs from the first coastal ridgeline out to sea, and the county’s Coastal Zone Extent map labels Annapolis, but the county also notes that most Sonoma County parcels sit outside the zone. A parcel inside carries “CC” in its zoning and needs a coastal permit for most development under the Local Coastal Plan, in force since February 2025 (Permit Sonoma LCP FAQ). A parcel outside it follows the ordinary county zoning code.
Second units follow the same split: the county’s 2026 ADU rules allow a detached ADU of up to 1,200 square feet on a single-family lot, but coastal parcels have their own standards and usually need a coastal permit. Our guide to land, building lots and ADUs in Sonoma County goes through the steps.
Can you rent an Annapolis property to visitors?
Only with county approval and only on the right zoning. Renting the whole house for stays of 30 days or less takes four things from the county: a permit, a license, a certified property manager and a hotel-tax registration, and it isn’t allowed on Williamson Act contract land or in an ADU. Guests pay the county’s 12% hotel tax. One local difference: the North Sonoma Coast fire district says it doesn’t require fire inspections for vacation rentals inside its boundaries. Our guide to vacation rental rules in Sonoma County covers the process.
Roads, parks and the coast nearby
Annapolis Road is the main way in and out, down to Highway 1 at The Sea Ranch. Farther south, Stewarts Point–Skaggs Springs Road also runs inland from the highway, and The Sea Ranch Association names it as the designated, county-maintained evacuation route for its community. For transit, Mendocino Transit Authority Route 95 stops at The Sea Ranch on Highway 1.
- Salt Point State Park: six miles of coastline south along Highway 1, with two campgrounds and an underwater park (California State Parks).
- Kruse Rhododendron State Natural Reserve: next to Salt Point, about a mile up Kruse Ranch Road, with rhododendrons that bloom roughly mid-April to mid-June (California State Parks).
- Stewarts Point: founded in 1857 at Fisherman’s Bay by A.L. Fisk, who opened a store and hotel, according to the county’s coastal plan.
Annapolis compared with nearby areas
| Area | Setting | One verified difference |
|---|---|---|
| Annapolis | Hills inland on Annapolis Road, ZIP 95412 | No listed water or sewer provider; ACS median home value $716,900 |
| The Sea Ranch | Planned community on the coast below | Association CC&Rs and design review; its own water company; ZIP 95497 median $1.5 million (three months to August 2026, Redfin) |
| Jenner | Village at the Russian River mouth | Small lots platted in 1914; the county plan notes limits on new water connections |
| Cazadero | West County community inland from the coast | A Census-designated place with about 287 housing units (ACS 2020–2024) |
How Diamond Real Estate Group helps Annapolis buyers
An Annapolis purchase is mostly a land purchase, and the risks sit in the water, the septic, the road and the fire zone. We order the tests early, pull the county permit history, check zoning, coastal and Williamson Act status in Parcel Search, and line up insurance quotes before you’re committed. If you’re coming from a city, our Sonoma County home buying guide explains the process, and how we work with buyers covers what we do. For the wider county, see the Sonoma County real estate guide.
Selling a home in Annapolis
An Annapolis sale is usually a land sale with a house on it, and Permit Sonoma is the record keeper for zoning, building, well and septic permits. Buyers coming from The Sea Ranch or the city will want water and access answered before they think about price.
What to have ready
- Water source. The county’s referral list names no water provider for Annapolis. Supply the well completion report or a description of the spring system, plus a recent flow test and water-quality results. If you can, run the flow test in the dry season.
- Septic. The permit with its as-built drawing and bedroom count, and pumping records. If the system uses supplemental treatment, give the buyer the Permit Sonoma operating permit and the latest monitoring reports, as the county acknowledgement requires.
- Roads and boundaries. Recorded easements, any road maintenance agreement, and a survey if you have one.
- Williamson Act. If the parcel is under contract, disclose it. The state’s overview explains that contracts renew automatically each year, that nonrenewal lets the remaining nine years run out while taxes rise, and that cancellation carries a fee of 12.5% of full market value. Say whether a nonrenewal notice has been filed.
- Vineyard acreage. Planted vines need its own file; see selling a vineyard.
Fire, coastal zone and rentals
Much of this hill country is wildland. For a parcel in a High or Very High fire hazard zone, provide defensible-space documentation obtained in the six months before you sign, or a written agreement that the buyer will get it within a year. State Responsibility Area inspections are handled by Permit Sonoma’s Fire Prevention Division for a fee.
The coastal zone runs inland to the first ridgeline, so check the zoning. A parcel marked “CC” needed coastal permits for most past work. Vacation rental licenses go to owners and aren’t allowed on Williamson Act land, so a buyer cannot assume rental use continues.
Transfer tax
Only the county documentary transfer tax applies: $1.10 per $1,000, or $825 on a $750,000 property. The seller customarily pays in Diamond’s North Bay markets, though it can be negotiated; see our transfer tax guide.
For the forms every county sale shares, see the Sonoma County seller guide. Acreage, water and access weigh more than square footage here. Our seller services page explains how we prepare a rural listing.
Sources for this section: Permit Sonoma: SAN-006 water and sewer referral list; Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; California Department of Conservation: Williamson Act program overview; Permit Sonoma: Property sales inspections (AB 38); Justia: California Civil Code section 1102.19; Permit Sonoma: Local Coastal Plan frequently asked questions; Permit Sonoma: Vacation rentals; Permit Sonoma: Vacation rental permit and license application; County of Sonoma Clerk-Recorder: Documentary transfer tax.
Annapolis, CA real estate FAQs
Where is Annapolis, California?
Annapolis is in the hills of far northwestern Sonoma County, inland from The Sea Ranch. You reach it on Annapolis Road, which leaves Highway 1 inside The Sea Ranch and runs inland past the fire district’s Annapolis Station at 32700 Annapolis Road.
What is the ZIP code for Annapolis, CA?
Annapolis uses ZIP code 95412; the Census Bureau’s 2020–2024 estimates for that ZIP area show about 331 residents and 171 housing units.
What do homes in Annapolis cost?
There aren’t enough sales for a current median: Redfin’s ZIP 95412 page still shows a 2022 calculation. The Census estimate of owner-occupied home value is $716,900 for 2020–2024, with a margin of about $179,000, so price each property from individual comparable sales instead.
Do Annapolis homes have public water or sewer?
No provider is listed for Annapolis on the county’s water and sewer referral list, so properties depend on a private well or spring and a septic system. Neither has to be inspected at sale, so order the tests yourself during escrow.
Who provides fire protection in Annapolis?
The North Sonoma Coast Fire Protection District, with volunteer and career firefighters, from its Annapolis and Horicon stations and the CAL FIRE-staffed South Station near Highway 1.
Is Annapolis in the coastal zone?
It depends on the parcel. The coastal zone ends at the first coastal ridgeline, so check whether the parcel’s zoning includes “CC” in Permit Sonoma’s Parcel Search; if it does, most building work needs a coastal permit.
What does a zoning code like “RRD 60” mean?
It’s a county rural zoning code with a density of one home per 60 acres. Rural density numbers in Sonoma County are written in acres per unit, so the number tells you how many homes the parcel’s size allows; confirm it in Permit Sonoma’s Parcel Search.
Can I build an ADU on Annapolis land?
Usually, if the septic system and water can support it. County rules allow a detached ADU of up to 1,200 square feet on a single-family lot, but coastal parcels have their own standards, fire-zone parcels can need extra measures, and an ADU can never be a vacation rental.
Can I run a vacation rental in Annapolis?
Possibly. You need a county permit, a license, a certified property manager and a hotel-tax registration, the county’s 12% transient occupancy tax applies, and rentals aren’t allowed on Williamson Act contract land.
Is Annapolis in a wine appellation?
The USGS Annapolis map is used in the boundaries of the Fort Ross–Seaview (2011) and West Sonoma Coast (2022) appellations, and the Sonoma Coast appellation covers the county’s coastline from the Mendocino line south. Confirm a parcel against the boundary text.
How do you evacuate from the Annapolis area?
Know two roads: Annapolis Road down to Highway 1, and Stewarts Point–Skaggs Springs Road, which The Sea Ranch Association names as the designated evacuation route. Ask the fire district which route applies to your parcel.
Sources & notes
- Census Reporter: ZIP 95412 (ACS 2020–2024), Redfin: ZIP 95412 housing market and C.A.R.: September 2026 sales report
- North Sonoma Coast Fire Protection District: home, stations, Measure H and vacation rentals
- Permit Sonoma: water and sewer referral list, septic (OWTS) program, well ordinance, zoning, Local Coastal Plan FAQ, coastal communities, ADUs and JADUs, agricultural preserves and vacation rentals
- Electronic Code of Federal Regulations: Sonoma Coast (§9.116), Fort Ross–Seaview (§9.221) and West Sonoma Coast (§9.283)
- California State Parks: Salt Point State Park and Kruse Rhododendron State Natural Reserve; The Sea Ranch Association: emergencies
- Sonoma County: transient occupancy tax, documentary transfer tax, State Fire Marshal: AB 38 guidance and California Department of Insurance (May 2026)
Figures carry their dates where they appear. With so few Annapolis sales, we’ll add MLS figures when a meaningful sample exists. This is general information, not legal, tax or insurance advice; confirm the rules for a specific parcel with the agency named. Last reviewed October 2026 by Matthew Martinez.
Plan your next move
Share your preferred location, budget, property requirements and timing. We can help organize a focused search, arrange showings or discuss preparing a property for sale.
Local resource: Sonoma County community directory. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
